.assistant-fab{position:fixed;right:var(--space-sm);bottom:var(--space-sm);z-index:200;display:flex;align-items:center;gap:.7rem;background:var(--color-bg-dark);color:var(--color-white);border:1px solid rgba(248,247,243,.14);padding:.9em 1.3em;box-shadow:0 10px 30px #11120f40;transition:transform var(--dur-fast) var(--ease-soft),opacity var(--dur-fast) var(--ease-soft)}.assistant-fab:hover{transform:translateY(-2px)}.assistant-fab__mark{font-family:var(--font-display);font-size:1.05rem;color:var(--color-accent-soft)}.assistant-fab__label{font-size:.78rem;letter-spacing:.04em;white-space:nowrap}.assistant-panel{position:fixed;right:var(--space-sm);bottom:var(--space-sm);z-index:210;width:380px;max-width:calc(100vw - 2 * var(--space-sm));max-height:min(640px,calc(100vh - 2 * var(--space-sm)));display:flex;flex-direction:column;background:var(--color-white);color:var(--color-text);border:1px solid var(--color-line);box-shadow:0 24px 60px #11120f4d;animation:assistant-in .28s 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var(--ease-soft)}.assistant-panel__menu-item:hover{border-color:var(--color-accent);background:#9a89670f}.chat-flow{display:flex;flex-direction:column;gap:.9rem}.chat-flow__question{font-family:var(--font-display);font-size:1.05rem;line-height:1.4}.chat-flow__options{display:flex;flex-direction:column;gap:.5rem}.chat-flow__option{text-align:left;padding:.75em 1em;border:1px solid var(--color-line);font-size:.88rem;transition:border-color var(--dur-fast) var(--ease-soft),background var(--dur-fast) var(--ease-soft)}.chat-flow__option:hover{border-color:var(--color-accent)}.chat-flow__option--selected{border-color:var(--color-accent);background:#9a89671a}.chat-flow__input{width:100%;border:none;border-bottom:1px solid var(--color-line);padding:.6em .1em;background:transparent;color:var(--color-text);resize:vertical}.chat-flow__input:focus{border-color:var(--color-accent)}.chat-flow__error{font-size:.78rem;color:var(--color-error)}.chat-flow__preview{font-size:.92rem;line-height:1.6;padding:1em;background:var(--color-bg);border-left:2px solid var(--color-accent)}.chat-flow__nav{display:flex;align-items:center;justify-content:space-between;gap:.8rem}.chat-flow__nav--stacked{flex-direction:column;align-items:stretch}.chat-flow__nav--stacked .btn{width:100%}.chat-flow__back{font-size:.82rem;color:var(--color-text-secondary);flex-shrink:0}.chat-flow__next{flex-shrink:0}.chat-flow__progress{display:flex;gap:.35rem}.chat-flow__progress span{width:18px;height:2px;background:var(--color-line)}.chat-flow__progress span.is-active{background:var(--color-accent)}@media(max-width:640px){.assistant-fab__label{display:none}.assistant-panel{right:var(--space-2xs);left:var(--space-2xs);bottom:var(--space-2xs);top:var(--space-2xs);width:auto;max-width:none;max-height:none}}.scroll-progress{position:fixed;top:0;left:0;right:0;z-index:300;height:2px;background:transparent;pointer-events:none}.scroll-progress__bar{height:100%;width:100%;background:var(--color-accent);transform-origin:left;transform:scaleX(0)}@media(prefers-reduced-motion:no-preference){.scroll-progress__bar{transition:transform .12s linear}}.site-header{position:fixed;top:0;left:0;right:0;z-index:100;height:var(--header-h);display:flex;align-items:center;background:transparent;border-bottom:1px solid transparent;transition:background var(--dur-fast) var(--ease-soft),border-color var(--dur-fast) var(--ease-soft),backdrop-filter var(--dur-fast) var(--ease-soft);color:var(--color-white)}.site-header--solid{background:#11120fdb;backdrop-filter:blur(10px);border-bottom-color:#f8f8f51a}.site-header__bar{display:flex;align-items:center;justify-content:space-between;gap:var(--space-md);width:100%}.site-header__logo{display:flex;flex-direction:column;line-height:1;flex-shrink:0}.site-header__logo-mark{font-family:var(--font-display);font-size:1.5rem;letter-spacing:.04em}.site-header__logo-sub{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--color-accent-soft);margin-top:.25rem}.site-header__nav{flex:1;display:flex;justify-content:center}.site-header__nav ul{display:flex;gap:var(--space-md)}.site-header__nav a{font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;font-weight:500}.site-header__actions{display:flex;align-items:center;gap:var(--space-sm);flex-shrink:0}.site-header__cta{border-color:var(--color-white);color:var(--color-white);background:transparent}.site-header__cta:hover{background:var(--color-accent);border-color:var(--color-accent);color:var(--color-bg-dark)}.site-header__burger{display:none;flex-direction:column;justify-content:center;align-items:center;gap:5px;width:40px;height:40px}.site-header__burger span{display:block;width:22px;height:1px;background:currentColor;transition:transform var(--dur-fast) var(--ease-soft),opacity var(--dur-fast) var(--ease-soft)}.site-header--menu-open .site-header__burger span:nth-child(1){transform:translateY(6px) rotate(45deg)}.site-header--menu-open .site-header__burger span:nth-child(2){opacity:0}.site-header--menu-open .site-header__burger span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}.mobile-nav{position:fixed;inset:var(--header-h) 0 0 0;z-index:200;background:var(--color-bg-dark);flex-direction:column;justify-content:space-between;padding:var(--space-lg) var(--container-pad) var(--space-xl);overflow-y:auto;max-width:100vw;opacity:0;visibility:hidden;pointer-events:none;transition:opacity var(--dur-fast) var(--ease-soft)}.mobile-nav:not([hidden]){display:flex;opacity:1;visibility:visible;pointer-events:auto}.mobile-nav ul{display:flex;flex-direction:column;gap:var(--space-sm)}.mobile-nav a{font-family:var(--font-display);font-size:2rem;color:var(--color-white)}.mobile-nav__cta{width:100%;border-color:var(--color-white);color:var(--color-white)}@media(max-width:1180px){.site-header__nav,.site-header .site-header__cta{display:none}.site-header__burger{display:flex}}@media(min-width:1181px){.mobile-nav{display:none!important}}.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:var(--color-white);overflow:hidden}.hero__media{position:absolute;inset:0;z-index:0;overflow:hidden}.hero__media .photo-slot{animation:hero-kenburns 26s ease-in-out infinite alternate;animation-delay:.6s}@keyframes hero-kenburns{0%{transform:scale(1) translateZ(0)}to{transform:scale(1.09) translate3d(-1%,-1%,0)}}@media(prefers-reduced-motion:reduce){.hero__media .photo-slot{animation:none}}.hero__overlay{position:absolute;inset:0;background:linear-gradient(180deg,#11120f40,#11120f33 45%,#11120fe6),linear-gradient(90deg,#11120fc7,#11120f80 38%,#11120f0f 68%,#11120f00)}@media(max-width:720px){.hero__overlay{background:linear-gradient(180deg,#11120f4d,#11120f59 45%,#11120feb),linear-gradient(0deg,#11120f8c,#11120f40 55%,#11120f26)}}.hero__content{position:relative;z-index:1;padding-top:calc(var(--header-h) + var(--space-xl));padding-bottom:var(--space-xl);display:flex;flex-direction:column;gap:var(--space-sm)}.hero__eyebrow{color:var(--color-accent-soft)}.hero__eyebrow:before{background:var(--color-accent-soft)}.hero__title{font-size:var(--fs-h1);max-width:16ch;color:var(--color-white)}.hero__text{font-size:var(--fs-lead);max-width:46ch;color:#f8f8f5c7}.hero__ctas{display:flex;flex-wrap:wrap;gap:var(--space-sm);margin-top:var(--space-xs)}.hero__process{margin-top:var(--space-lg);padding-top:var(--space-sm);border-top:var(--border-hair-dark)}.hero__process ol{display:flex;flex-wrap:wrap;align-items:center;gap:.4rem 0}.hero__process li{display:inline-flex;align-items:center;gap:.6rem;opacity:0;transform:translateY(10px);transition:opacity var(--dur-med) var(--ease-premium),transform var(--dur-med) var(--ease-premium)}.hero__process.is-visible li{opacity:1;transform:translateY(0)}.hero__process-index{font-family:var(--font-display);font-size:.8rem;color:var(--color-accent-soft)}.hero__process-label{font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:#f8f8f5d9}.hero__process-arrow{width:22px;height:1px;background:#f8f8f54d;margin:0 .8rem}.hero__scroll-cue{position:absolute;right:var(--container-pad);bottom:var(--space-md);width:1px;height:56px;background:#f8f8f540;z-index:1}.hero__scroll-cue span{position:absolute;top:0;left:-1px;width:3px;height:18px;background:var(--color-accent-soft);animation:scroll-cue 2.2s ease-in-out infinite}@keyframes scroll-cue{0%{top:0;opacity:0}20%{opacity:1}80%{opacity:1}to{top:100%;opacity:0}}@media(prefers-reduced-motion:reduce){.hero__scroll-cue span{animation:none;opacity:1;top:40%}}@media(max-width:720px){.hero{align-items:flex-end}.hero__content{padding-top:calc(var(--header-h) + var(--space-lg));padding-bottom:var(--space-lg)}.hero__title{max-width:100%}.hero__process-arrow{display:none}.hero__process ol{flex-direction:column;align-items:flex-start;gap:.7rem}.hero__scroll-cue{display:none}}.architectural-scene__inner{max-width:46rem;margin-inline:auto;text-align:center;display:flex;flex-direction:column;align-items:center;gap:var(--space-sm)}.architectural-scene__title{font-size:var(--fs-h2);max-width:20ch;margin-top:var(--space-sm)}.architectural-scene__lead{max-width:52ch;margin-inline:auto}.business-model__grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:var(--space-xl)}.business-model__intro{display:flex;flex-direction:column;gap:var(--space-sm);position:sticky;top:calc(var(--header-h) + var(--space-md));align-self:start}.business-model__title{font-size:var(--fs-h2);max-width:14ch}.business-model__body{display:flex;flex-direction:column;gap:var(--space-md);padding-top:.4rem}.business-model__text{font-family:var(--font-display);font-size:clamp(1.3rem,1.4vw + .9rem,1.9rem);line-height:1.4;font-weight:400;max-width:34ch}.business-model__capabilities{display:flex;flex-wrap:wrap;align-items:center;gap:.6rem 0}.business-model__capabilities li{display:inline-flex;align-items:center;gap:.6rem;font-size:.85rem;letter-spacing:.05em;text-transform:uppercase;color:var(--color-text-secondary);font-weight:600}.section--night .business-model__capabilities li{color:#f8f7f3b3}.business-model__plus{color:var(--color-accent);padding:0 .4rem}.business-model__rule{max-width:220px}.section--night .business-model__rule{border-top-color:var(--color-line-dark)}.business-model__differential{color:var(--color-text-secondary);max-width:58ch;font-size:var(--fs-body);line-height:1.75}.section--night .business-model__differential{color:#f8f7f3ad}@media(max-width:980px){.business-model__grid{grid-template-columns:1fr;gap:var(--space-md)}.business-model__intro{position:static}}.il-list{display:flex;flex-direction:column}.il-row{display:grid;grid-template-columns:.7fr 1.3fr;gap:var(--space-lg);padding-block:var(--space-lg);border-top:var(--border-hair)}.il-list .il-row:last-child{border-bottom:var(--border-hair)}.section--night .il-row{border-top-color:var(--color-line-dark)}.section--night .il-list .il-row:last-child{border-bottom-color:var(--color-line-dark)}.il-row__head{display:flex;align-items:baseline;gap:var(--space-sm)}.il-row__index{font-family:var(--font-display);font-size:1.4rem;color:var(--color-accent);flex-shrink:0}.il-row__title{font-size:var(--fs-h3);max-width:16ch}.il-row__body{display:flex;flex-direction:column;gap:var(--space-xs)}.il-row__submit{margin-top:var(--space-2xs)}.il-bullets{display:grid;gap:.5rem}.il-bullets li{position:relative;padding-left:1.1rem;font-size:.92rem;color:var(--color-text)}.section--night .il-bullets:not(.il-bullets--on-dark) li{color:#f8f7f3d1}.il-bullets li:before{content:"";position:absolute;left:0;top:.6em;width:5px;height:1px;background:var(--color-accent)}.il-bullets--grid{grid-template-columns:repeat(2,1fr);column-gap:var(--space-sm)}.il-row__phrase{margin-top:var(--space-xs);font-family:var(--font-display);font-style:italic;font-size:1.2rem;color:var(--color-text)}.section--night .il-row__phrase{color:var(--color-white)}.il-chain{display:flex;flex-wrap:wrap;align-items:center;gap:.3rem}.il-chain li{display:inline-flex;align-items:center;gap:.5rem;font-size:.85rem;letter-spacing:.04em;text-transform:uppercase;font-weight:600}.il-chain__arrow{color:var(--color-accent)}.il-row__body--chains{gap:var(--space-xs)}.il-housing{background:#00000038;border:1px solid var(--color-accent);color:var(--color-white);display:grid;grid-template-columns:1.1fr .9fr;align-items:stretch}.il-housing__content{padding:var(--space-lg);display:flex;flex-direction:column;gap:var(--space-md)}.il-housing__media{min-height:260px;overflow:hidden}.il-housing__head{display:flex;gap:var(--space-sm);align-items:flex-start}.il-row__index--on-dark{color:var(--color-accent-soft)}.il-row__title--on-dark{color:var(--color-white)}.il-housing__lead{margin-top:.5rem;max-width:48ch;color:#f8f8f59e}.il-housing__brand{display:flex;flex-direction:column;gap:.5rem;padding:var(--space-sm) 0;border-top:var(--border-hair-dark);border-bottom:var(--border-hair-dark)}.il-housing__badge{align-self:flex-start;color:var(--color-accent-soft);border-color:var(--color-accent-soft)}.il-housing__fh{font-size:var(--fs-h3);color:var(--color-white)}.il-housing__concept{font-family:var(--font-display);font-style:italic;font-size:1.1rem;color:#f8f8f5c7}.il-bullets--on-dark li{color:#f8f8f5d9}.il-bullets--on-dark li:before{background:var(--color-accent-soft)}@media(max-width:980px){.il-row{grid-template-columns:1fr;gap:var(--space-sm)}.il-row__title{max-width:100%}.il-bullets--grid,.il-housing{grid-template-columns:1fr}.il-housing__content{padding:var(--space-lg) 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minmax(0,1fr)}}.opportunity-vision__title{font-size:var(--fs-h2);max-width:20ch;color:var(--color-white);margin-top:var(--space-sm)}.opportunity-vision__statement{font-family:var(--font-display);font-style:italic;font-size:clamp(1.5rem,2vw + 1rem,2.4rem);line-height:1.4;color:var(--color-accent-soft);margin-top:var(--space-lg);padding-top:var(--space-lg);border-top:var(--border-hair-dark);max-width:26ch}.opportunity-vision__grid{margin-top:var(--space-xl);display:grid;grid-template-columns:repeat(3,1fr);border-top:var(--border-hair-dark);border-left:var(--border-hair-dark)}.opportunity-vision__item{padding:var(--space-md);border-right:var(--border-hair-dark);border-bottom:var(--border-hair-dark);display:flex;flex-direction:column;gap:.5rem;transition:background var(--dur-fast) var(--ease-soft)}.opportunity-vision__item:hover{background:#f8f8f508}.opportunity-vision__index{font-family:var(--font-display);color:var(--color-accent);font-size:1.1rem}.opportunity-vision__item h3{color:var(--color-white);font-size:1.1rem}@media(max-width:980px){.opportunity-vision__grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:620px){.opportunity-vision__grid{grid-template-columns:1fr}}.investors__intro{display:grid;grid-template-columns:1fr .9fr;gap:var(--space-xl);align-items:start;margin-bottom:var(--space-lg)}.investors__heading{margin-bottom:0}.investors__media{aspect-ratio:4 / 5;overflow:hidden}.investors__media-inner{width:100%;height:112%;margin-top:-6%;will-change:transform}.investors__approach{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--space-xl);margin-bottom:var(--space-xl)}.investors__approach-item{display:flex;flex-direction:column;gap:.6rem;padding-top:var(--space-md);border-top:1px solid var(--color-accent)}.investors__approach-index{font-family:var(--font-display);font-size:1.1rem;color:var(--color-accent)}.investors__approach-step{font-size:var(--fs-h3)}.investors__approach-item p{max-width:32ch;line-height:1.6}.investors__modalities{display:flex;flex-wrap:wrap;align-items:baseline;gap:var(--space-sm) var(--space-md);padding-block:var(--space-md);border-top:var(--border-hair);border-bottom:var(--border-hair);margin-bottom:var(--space-lg)}.section--night .investors__modalities{border-top-color:var(--color-line-dark);border-bottom-color:var(--color-line-dark)}.investors__label{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;flex-shrink:0}.investors__modalities ul{display:flex;flex-wrap:wrap;gap:.6rem var(--space-md)}.investors__modalities li{font-size:.92rem;font-weight:500;position:relative;padding-left:1rem}.investors__modalities li:before{content:"";position:absolute;left:0;top:.55em;width:5px;height:1px;background:var(--color-accent)}.investors__profiles{display:grid;grid-template-columns:repeat(4,1fr);gap:var(--space-md);margin-bottom:var(--space-lg)}.investors__profile{padding:var(--space-md);border:var(--border-hair);display:flex;flex-direction:column;gap:.5rem;transition:border-color var(--dur-fast) var(--ease-soft),transform var(--dur-med) var(--ease-premium),background var(--dur-med) var(--ease-soft)}.section--night .investors__profile{border-color:var(--color-line-dark)}@media(hover:hover)and (pointer:fine){.investors__profile:hover{border-color:var(--color-accent);background:#f8f7f308;transform:translateY(-4px)}}@media(prefers-reduced-motion:reduce){.investors__profile:hover{transform:none}}.investors__profile-index{font-family:var(--font-display);color:var(--color-accent)}.investors__profile h3{font-size:1.15rem}.investors__action{margin-bottom:var(--space-md)}.investors__disclaimer{font-size:.76rem;line-height:1.6;color:var(--color-text-secondary);max-width:68ch;opacity:.85}.section--night .investors__disclaimer{color:#f8f7f38c}@media(max-width:980px){.investors__profiles{grid-template-columns:repeat(2,1fr)}.investors__approach,.investors__intro{grid-template-columns:1fr;gap:var(--space-md)}.investors__media{aspect-ratio:16 / 10}}@media(max-width:560px){.investors__profiles{grid-template-columns:1fr}}.owners__grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:var(--space-xl);align-items:center}.owners__media{aspect-ratio:4 / 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